626 S Empire Ave · Joplin, MO 64801

$100,000

4 bd · 1.5 ba · 1,807 sqft · Other · 48 Days on market

Built 1920 7,405 sqft lot ↓ 20% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

Key facts

• Formal dining room
• Built-in window seat
• Cozy fireplace

Tags

• SCREENED-IN FRONT PORCH
• HARDWOOD FLOORS
• COZY FIREPLACE
• FORMAL DINING ROOM
• BUILT-IN WINDOW SEAT
• DETACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.1% in Joplin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#318 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Joplin Schools (urban): math 30% / reading 39% proficiency, ranked #231 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 377 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $17,874
• Equity at exit: $14,910

10-year hold

• IRR: 24.5%
• Equity multiple: 3.11×
• Total profit: $59,183
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64801

• Rents YoY: 3.0%
• Active inventory: 377
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $537

Break-even live

Break-even rent $789

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $593	-5% $565	+0% $537	+5% $508	+10% $480
Rent	-10% $421	-5% $479	+0% $537	+5% $595	+10% $652
Rate	-1.0pp $587	-0.5pp $562	base $537	+0.5pp $511	+1.0pp $484

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 N Main Street Rd Unit 1806 Joplin, MO	3.0	2.0	1386	$1,300	$0.94	22d	1	0.94mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	22d	1	1.12mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	22d	1	1.28mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	1.36mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	1.38mi
211 N Adams Ave Joplin, MO	3.0	2.0	1434	$1,400	$0.98	45d	1	1.43mi

Listing history 11 events

1. 2026-05-22
   soldstatus Closed 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

2. 2026-04-25
   status Pending

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

3. 2026-04-25
   status Pending 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

4. 2026-03-28
   price $100,000

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

5. 2026-03-28
   price $100,000 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

6. 2026-03-11
   status Active

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

7. 2026-03-11
   status Active 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

8. 2026-01-28
   historical 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

9. 2026-01-24
   listed $125,000 Active 702-char remark

   Show marketing remark (702 chars)

   Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

10. 2026-01-24
    listed $125,000 Active

    Show marketing remark (702 chars)

    Wonderful two-story home offering 4 bedrooms, 1 full bath, and 1 half bath, conveniently located near dining and schools. A charming screened-in front porch provides a warm welcome and the perfect place to relax. Inside, the main living room features hardwood floors and a cozy fireplace, flowing into a formal dining room highlighted by a wall of windows and a built-in window seat. Upstairs you'll find all four bedrooms and a full bathroom, offering a functional and traditional layout. The home also includes an unfinished basement area, ideal for storage or future possibilities, and a detached one-car garage. Classic character and everyday convenience come together in this inviting Joplin home.

11. 2005-02-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $685 · $57/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$285/yr (+$24/mo · 41.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,615
• − Mortgage interest: −$5,602
• − Property taxes: −$685
• − Insurance: −$500
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,909
• Taxable income: $5,101
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,214/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Joplin Schools
• NCES district ID: 2916350
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $38,648
• Composite: 28.82/100
• National rank: #6657
• State rank: #231 of 324 in MO

Livability — Joplin

• Score: 64/100
• State rank: #318
• US rank: #14578

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joplin, MO
• County: Jasper County · 79,035 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 36,287
• Household income: $52,620
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1710.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.15%
• Current HPI: 248.5056
• Rent YoY: ▲ 2.95%
• Metro: Joplin, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-20.0% since first listed

11 events — show timeline

• 2026-05-22 Sold (MLS) — OGAR
• 2026-04-25 Pending — SOMO
• 2026-04-25 Pending — OGAR
• 2026-03-28 Price Changed $100,000 SOMO
• 2026-03-28 Price Changed $100,000 OGAR
• 2026-03-11 Relisted — SOMO
• 2026-03-11 Relisted — OGAR
• 2026-01-28 Delisted — OGAR
• 2026-01-24 Listed $125,000 SOMO
• 2026-01-24 Listed $125,000 OGAR
• 2005-02-14 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $685 · +13.4% YoY. Source: county tax records.